93 William St · Pittston, PA 18640

$126,000

5 bd · 1.0 ba · 1,974 sqft · SingleFamily public records · 23 Days on market

Built 1920 Est $172k · 27% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled 5-bedroom, 1-bath half-plex (right side). Bright and spacious with abundant natural light throughout. Features updated flooring, fresh finishes, and a clean modern feel. Move-in ready with generous bedroom space, perfect for owner-occupants or investors. Schedule your showing today!

Key facts

• Listed 23 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $124k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 6.5% in Pittston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#493 in PA, #4,549 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Pittston Area SD (suburban): math 30% / reading 40% proficiency, ranked #418 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pittston City Intrmd Ctr (math 25% / reading 44%, grade F, #1,049 of 1,518 statewide, top 71%, 648 students, 63% FRL); Pittston Area Ms (math 6% / reading 36%, grade F, #432 of 512 statewide, top 85%, 964 students, 55% FRL); Pittston Area Shs (math 77% / reading 50%, grade B-, #69 of 437 statewide, top 16%, 1,022 students, 44% FRL).
• Market conditions: 106 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $871 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $126k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,110 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.21%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $171,738
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 William St	0.49mi	4/1.0 (-1)	2,016 (+2%)	1mo	$175,000	$87	68
37 Pine St	0.34mi	5/2.0	2,000 (+1%)	19mo	$145,000	$73	62
37 Jenkins Ct	0.42mi	5/2.5	1,856 (-6%)	4mo	$95,000	$51	61
140 Center St	0.32mi	4/2.0 (-1)	1,804 (-9%)	4mo	$144,000	$80	59
132 Center St	0.31mi	4/1.0 (-1)	1,856 (-6%)	18mo	$80,000	$43	55
25 Poole St	0.67mi	4/1.5 (-1)	1,856 (-6%)	4mo	$180,475	$97	49
160 Vine St	0.56mi	4/2.5 (-1)	2,018 (+2%)	13mo	$190,000	$94	48
327 Race St	0.61mi	4/1.5 (-1)	1,900 (-4%)	15mo	$130,000	$68	46
165 Vine St	0.57mi	4/2.5 (-1)	2,178 (+10%)	5mo	$215,000	$99	41
86 1/2 Lambert St	0.50mi	4/2.0 (-1)	1,728 (-12%)	7mo	$149,900	$87	41
52 Columbus Ave	0.52mi	4/1.5 (-1)	1,824 (-8%)	21mo	$210,000	$115	39
9 Law St	0.60mi	4/1.0 (-1)	1,680 (-15%)	8mo	$192,500	$115	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.34×
• Total profit: $11,841
• Equity at exit: $18,787

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $51,932
• Equity at exit: $10,894

Cash invested: $35,280 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 18640

• Home prices YoY: -34.9%
• Active inventory: 106
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$163 /mo · $1,959/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $506

Break-even live

Break-even rent $1,109

Max offer price $126,000

Occupancy floor 66%

Sensitivity live

Price	-10% $577	-5% $542	+0% $506	+5% $470	+10% $435
Rent	-10% $368	-5% $437	+0% $506	+5% $575	+10% $644
Rate	-1.0pp $569	-0.5pp $538	base $506	+0.5pp $473	+1.0pp $440

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
252 S Main St Pittston, PA	4.0	2.5	1548	$1,750	$1.13	45d	1	0.64mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $126,000 Pending 23 DOM
2. 2026-06-10
   days on market $126,000 Active 22 DOM
3. 2026-06-09
   days on market $126,000 Active 21 DOM
4. 2026-06-08
   days on market $126,000 Active 20 DOM
5. 2026-06-07
   days on market $126,000 Active 19 DOM
6. 2026-06-02
   days on market $126,000 Active 14 DOM
7. 2026-06-01
   days on market $126,000 Active 13 DOM
8. 2026-05-31
   days on market $126,000 Active 12 DOM
9. 2026-05-30
   days on market $126,000 Active 11 DOM
10. 2026-01-22
    status Pending
11. 2026-01-12
    listed $126,000 Active
12. 2022-02-23
    historical
13. 2022-02-19
    listed $25,000
14. 2005-05-10
    soldstatus $42,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,959 · $163/mo
• Projected year-2 tax: $1,975 · $165/mo
• Expected delta: +$16/yr (+$1/mo · 0.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$7,058
• − Property taxes: −$1,959
• − Insurance: −$630
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$3,665
• Taxable income: $4,328
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $5,034/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pittston Area SD
• NCES district ID: 4219200
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $45,316
• Composite: 29.86/100
• National rank: #6409
• State rank: #418 of 539 in PA

Livability — Pittston

• Score: 74/100
• State rank: #493
• US rank: #4549

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittston, PA
• Population (ZIP): 16,418

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.89%
• Current HPI: 191.973
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+200.0% since first listed

5 events — show timeline

• 2026-01-22 Pending — LCAR
• 2026-01-12 Listed $126,000 LCAR
• 2022-02-23 Delisted — LCAR
• 2022-02-19 Listed $25,000 LCAR
• 2005-05-10 Sold (Public Records) $42,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $1,959 · +4.5% YoY. Source: county tax records.